I know and you know this is the time to buy, so what are you waiting for? The only way you are ever going to benefit from investing is when you invest.
You need to take action and buy a property.
The next thing you need to do is stop listening to every Tom, Dick and Harry unless their net worth is much more than yours.
Stop watching the news if you have to, their business is to sell fear.
So what makes a great deal? It has to make sense and it "must" break even, meaning that with all my expenses I can rent it out and have a profit or if I'm going to live in it I have to be able to afford it comfortably.
Find a real estate agent that is honest and can guide you through the process you need to make the right offers until you hit the right deal.
All list prices are an opinion, the banks opinion, the listing agents opinion, the owners opinion.
Do you think a seller might be a little emotional on price and over price it? You bet, happens all the time.
Ultimately the market will provide the selling price and you are the market.
Find out how many days the property has been on the market and if there have been any reductions.
Make sure your agent provides you with recent sales comparables on like kind properties no more than 90 days and within 1/2 mile radius of the subject property.
This is not an exact science but once you start putting in offers you will start to understanding the process and how the market reacts.